South New London
Recreation in SoHo and beach rights
Ocean Beach Park at the neighborhood’s southern tip is a recreational area with white sand beaches, an Olympic-sized swimming pool, boardwalk rides and a triple waterslide. The park charges a fee to park or to walk in. The neighborhood has miles of private beaches. “If you live within a few blocks of the water, your home may qualify for beach rights,” Huhn says. “There are a dozen private beach associations along the coast, and beach access is very important to homeowners.” From Burr’s Marina to the Thames Yacht Club, the neighborhood also has several marinas along the northern coast. Toby May Park has a large playground complex, sports courts and fields. Mitchell Park is part of the Michell College campus, featuring baseball diamonds and four tennis courts.
Home styles and prices in the 6th District
The more costly homes in South New London are waterfront properties priced from $825,000 to $1.6 million, some with panoramic views of Long Island Sound. New England colonial-style houses a block or two inland with traditional shingle or wood siding can start at $230,000 and sell as high as $575,000. Cape Cods with hardwood floors and ranch-style homes with private backyards run between $275,000 and $500,000. One and two-bedroom condominiums are available along the riverfront or west of Ocean Avenue for $78,000 to $250,000. “What distinguishes the neighborhood is that all the homes are well cared for,” Huhn says. “Historic homes built before 1900 are next to newer houses from the 1960s or the 2000s. It’s a good mix.”
Events at Ocean Beach Park
From Memorial Day to Labor Day, Ocean Beach Park is a summer destination for vacationers throughout Eastern Connecticut. Popular events and festivals are held here, like Classic Car Cruise Nights, Friday Fireworks and New London Pride. Visitors can enjoy live salsa concerts, country line dancing and tribute bands, from Bon Jovi to Elton John, at the park’s bandstand, and they often plan their time at Ocean Beach around these events.
SoHo seafood, ice cream and pizza places
The most popular restaurant in SoHo is On the Waterfront, which features a large dining room and outdoor patio with riverfront views. Fred’s Shanty is next door, where customers order at the window and can sit at picnic tables to enjoy lobster rolls or fried fish sandwiches. Michael’s Dairy is an ice cream shop near Mitchell College that has been open for over 80 years, and the Recovery Room, which serves pizza and other Italian favorites, is just down the street from Lawrence and Memorial Hospital. The Lighthouse Inn, Charles S. Guthrie’s former country home, now over 120 years old and a restaurant, is near the southern coast and offers views of Long Island Sound through the dining room’s large picture window. Stop and Shop and Aldi are the closest chain grocery stores in the Waterford Shopping Plaza, about 2 miles away.
Magnet programs in South New London schools
The schools that serve the 6th District are part of the New London All-Magnet School District, which receives a C from Niche. Elementary students can choose from several PK-5 magnet schools depending on their interests, such as the Nathan Hale Arts Magnet, which receives a C-minus from Niche and prepares students for careers in dance, theater and the media arts. At Bernie Dover Jackson Multi-Magnet Middle, another C-minus school, students can choose to study STEM topics like oceanography, coding and artificial intelligence or focus on subjects of international education, such as world languages and debate. At the New London High School Multi-Magnet Campus, a C-plus institution, students can choose from visual and performing arts, STEM or international education. Mitchell College, which enrolls many first-generation students, is also in the neighborhood and offers over 25 majors, minors and specialized supportive programs.
Transportation and other resources for the SoHo community
Bike lanes run the length of Montauk Avenue, from Bank Street to Glenwood Avenue in SoHo. Southeast Area Transit or SEAT buses stop along Ocean and Montauk avenues. The New London Amtrak Station is downtown, 3 miles north, where passengers can hop a train to Boston, 100 miles away, and New York City, 130 miles away. Interstate 95 connects drivers to both these cities and is only 4 miles north. Interstate 395, which travels through Norwich, is an alternative route to Boston bypassing Providence. Lawrence and Memorial Hospital, a 308-bed general hospital affiliated with Yale New Haven Health, is adjacent to the neighborhood. SoHo also has two orthodox synagogues, Congregation Ahavath Chesed, which has served the community for over 125 years, and Temple Israel, which is 100 years old. Pequot Chapel, a non-sectarian chapel with an impressive pipe organ and a richly ornate interior, is a favorite local wedding venue.
Environmental concerns for 6th District residents
While most of South New London is elevated, homes on Pequot Avenue closest to the shoreline can see flooding, especially around the New London Harbor “Pequot” Lighthouse and farther inland near the intersection of Parkway S and Reyburn Road. City noise is a given for most of New London, yet noise in the 6th District is kept to a minimum except around the northern portion of Ocean Avenue. Wind damage to homes along the coast is more likely, too, due to the neighborhood’s proximity to Long Island Sound and the open ocean.
Written By
Christopher Kopczynski
Photography Contributed By
Jonathan Coon
Video By
Adam Lapallo
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Agents Specializing in this Area
-
Kiki Sydnor
Kiki Sydnor
Responds QuicklyRE/MAX One
(959) 215-5358
110 Total Sales
4 in South New London
$43K - $462K Price Range
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Linda Mayfield
Linda Mayfield
Responds QuicklyRE/MAX RISE
(475) 285-3784
280 Total Sales
1 in South New London
$385,000 Price
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Ron Stewart
Ron Stewart
Houlihan Lawrence WD
(475) 234-0121
65 Total Sales
1 in South New London
$170,000 Price
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Stephanie Rush
Stephanie Rush
RE/MAX Legends
(959) 500-5485
174 Total Sales
5 in South New London
$170K - $360K Price Range
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Melissa DiPiazza
Melissa DiPiazza
Responds QuicklyRE/MAX One
(914) 483-3631
162 Total Sales
6 in South New London
$103K - $462K Price Range
-
Kelly Lucas
Kelly Lucas
RE/MAX Legends
(860) 932-8237
40 Total Sales
2 in South New London
$86K - $300K Price Range
Schools
Source:
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
- 9th to 12th
- Public
- 6th to 8th
- Public
- Pre-K to 5th
- Public
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Parks in this Area
Ocean Beach Park
Green Harbor Park
Toby May Park
Crime and Safety
| 1 - Low Crime, 10 - High Crime | South New London | US |
|---|---|---|
| Homicide | 3 | 4 |
| Sexual Assault | 3 | 4 |
| Assault with Weapon | 3 | 4 |
| Robbery | 3 | 4 |
| Burglary | 3 | 4 |
| Motor Vehicle Theft | 3 | 4 |
| Larceny | 3 | 4 |
| Crime Score | 3 | 4 |
Source: WhatIsMyCrimeRisk.com
South New London Demographics and Home Trends
On average, homes in South New London, New London sell after 57 days on the market compared to the national average of 70 days. The median sale price for homes in South New London, New London over the last 12 months is $427,900, up 28% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$519,000
Median Sale Price
$427,900
Median Single Family Sale Price
$530,000
Median Townhouse Sale Price
$261,150
Median Change From 1st List Price
0%
Last 12 months Home Sales
45
Median Home Sale Price YoY Change
28%
Average Price Per Sq Ft
$240
Neighborhood Facts
Number of Homes in Neighborhood
1,923
Number of Homes for Sale
8
Median Year Built
1952
Months of Supply
2.10
Average Single Family Home Size Sq Ft
1,904
On par with the national average
1,924
Average Townhouse Size Sq Ft
941
Average 2 Bedroom Size Sq Ft
1,071
Average 1 Bedroom Size Sq Ft
645
Median Lot Size Sq Ft
8,276
Distribution of Home Values
Homes for Sale
Homes for Rent
-
-
$1,810 - $3,700 per month
- 60 Mansfield Road Phase II
- Studio-2 Beds
- 1-2 Baths
- 566+ Sq Ft
- 22 Georgetown Rd
- New London, CT
-
Condo Buildings
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Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
5,564
Median Age
40
Population under 18
18.2%
Below the national average
23.8%
Population over 65
22.3%
On par with the national average
19.1%
Finances
Median Household Income
$91,717
Above the national average
$71,702
Average Household Income
$109,545
Education and Workforce
High School Graduates
96.2%
College Graduates
50.9%
Above the national average
34.1%
Advanced Degrees
23.7%
Above the national average
13.3%
% Population in Labor Force
61.6%
Area Factors
Somewhat Bikeable
Bike Score®
40
/ 100
Car-Dependent
Walk Score®
26
/ 100
Minimal Transit
Transit Score®
20
/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Nearby Neighborhoods
Ridgewood
A coastal community with beaches, a cove, a historic mansion and a theater school
Willetts
Historic and suburban New London homes with marinas, parks and a hospital nearby
Coit
Historic homes and global eateries within walking distance of Downtown New London
Downtown New London
A dining and transportation hub with historic homes and condos on the Thames River
Jefferson
A largely Spanish-speaking community near New London city attractions and beaches
Williams
Victorians, parks and monuments populate this historic district next in New London
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